Planning commission approves special exception for private school and childcare at Crossings Boulevard

The Prince George County Planning Commission voted Feb. 27 to forward a recommendation of approval for Special Exception SE 24-12 to allow Stepping Stones Family Learning Center — a private preschool/K–12 learning center and commercial childcare operation — to occupy a unit in a strip commercial building at 4433 Crossings Boulevard.

Planning staff presented the application and recommended approval subject to conditions. Staff described the property as a 3.17-acre parcel in a B-1 (general business) zoning district, identified as tax map 1200A00003L, and noted the comprehensive plan designates the parcel for commercial use. The applicants are Vicki Hill and Yvonne Luster; the recorded property owner is Anderson James E LLC.

Staff summarized the proposed activities and recommended conditions: the special exception would permit a private school (K–12 nonpublic school) and a commercial childcare center (for after-school care and summer camps). Permitted accessory activities would include instructional or training facilities (for example, extracurricular dance or exercise classes) and community-center uses for parent and family resource sessions. Staff reported the proposal would have a staff of eight to ten people and an enrollment cap of up to 55 students.

The applicant proposes a fenced and covered outdoor play area in the rear of the unit; staff added a condition requiring the play area be designed to protect children from hazards and to include a four-foot fence or similar sturdy barrier between the play area and adjacent vehicular or parking areas. Staff’s recommended conditions also require the applicant to obtain all local and state licenses and permits, and state that the special exception would become null and void if no business license is obtained within 36 months of approval or if the use is abandoned for 24 consecutive months. Staff found the request consistent with the comprehensive plan and surrounding zoning and recommended approval with the proposed conditions.

Staff reported that VDOT raised no objection, utilities advised the applicant must establish service accounts, and Fort Gregg-Adams had no objection but noted potential for increased traffic. No public comments were submitted to staff before the hearing. At the public hearing, a nearby resident, Susan McAllister of 4002 Jefferson Park Road, spoke with concerns about privacy, potential noise, the adequacy and safety of the proposed outdoor play area, and increased truck and vehicle traffic in the shopping-center area.

After hearing from staff, the applicant (co-owner Vicki Hill) briefly introduced herself and said the owners looked forward to opening the facility. Commissioners asked clarifying questions about why schools in some zones require special exceptions; staff explained that the county’s ordinance generally allows the review body to add mitigating conditions where needed and that some counties include multiple commercial districts with differing intensities, making special exceptions a common mechanism to address compatibility issues such as hours, capacity or traffic.

A commissioner moved to approve SE 24-12 with the staff-recommended conditions; the motion passed on roll call with all voting members present voting yes (Mr. Bresco was absent). The Planning Commission’s recommendation is advisory; the Board of Supervisors will hold its own public hearing before any final decision.

Speakers at the hearing included the county planning staff presenter, applicants Vicki Hill and Yvonne Luster, and neighbor Susan McAllister.